.

McGinley Square East

Redevelopment

Plan .

_ As Presented to the Jersey City Planning Board

August 9,2011

Jersey City

City Planning Division

30 Montgomery Street Suite 1400
. Jersey City, NJ 07302-3821
Phone: 201.547.5010

Fax: 201.547.4323 .

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this Redevelopment Plan is to promote the resurgence of McGinley Square as a center of commerce, education, and entertainment within a revitalized and livable transit oriented neighborhood in the City of Jersey City. The intent of

The McGinley Square East Redevelopment Plan area (a.k.a. the Redevelopment Area) is approximately 10.2 acres and includes 53 ta lots near geographic center ofthe City of Jersey City. The McGinley Square East Study Area was found to be an area in need of redevelopment and rehabiltation pursuant toNJSA 40A:12A-5 on August 10, 2011 'by resolution INSERT' ' NUER. A portion of the Redevelopment Area was previously found to be an area in need of . redevelopment and incliided in the Arory RedevelopmentPlan by ordinance number 99-106. The Armory Redevelopment Plan included Lot A on Block 1897 (700 Montgomery Street) owned by Saint Peter's College and the armory building owned by the St~te of New Jersey Deparent of Defense. This Redevelopment Plan wil incorporate Lot A on Block 1897 into the plan area and replace the Arory Redevelopment Plan as it relates to this particular tax lot. The Armory Redevelopment Plan shall continue to apply to the Armory Building itself.

McGinley Square has good mass transit access and opportnities. It is located a little more than Yi mile south of the Journal Square Transportation Center, which is serviced by both the PATH lin from Newark to Lower Manattan and the PATH line from Journal Square to Mid-town Manattan. The Transportation Center isilso servi,ced by more than a dozen bus lines operated by New Jersey Transit and independent bus companies. McGinley Square itselfis crisscrossed by four different bus lines:

The Bergen Avenue Bus, which runs from the Bayonne-Jersey City municipal boundary line to Journal Square, primarily'along Old Bergen Road and Bergen Avenue.
The Montgomery Westside Bus, which runs frorathe Greenvile section of Jersey City

to

Downtown Jersey City, primarily along Westside Avenue and Montgomery Street, connecting to two PATH stations.

The NJ Transit #80 Bus, which connects the Greenvile section with Journal Square and Exchange Place in downtown Jersey City; passing' through the McGinley Square East Redevelopment Area on MontgomeryStreet and Bergen Avenue

TheNJ Transit #87 Bus,'which also runs from the Greenvile section to Journal Square and then onto Hoboken Station; passing through the McGinley Square East Redevelopment Area along Bergen Avenue.
Square's historyas a crossroads ofthe Jersey the trolley system, had two active trolley storage and repair facilties at 700 and 711 Montgomery Street in the McGinley Square neighborhood. Today, the "Journal Square 2060 Redevelopment Plan" envisions the creation of a street car llight rail link from Journal Square to McGinley Square. This Redevelopment Plan incorporates that long term vision by reference, and in the near term recommends improvements
The mass transit network is a legacy of McGinley City trolley system. Public Service Electric, which operated

to the existing bus lines

order to encourage increased mass transit

and bus stop locations linkng McGinley Square and Journal Square in ridership.

Historically, McGinley Square was a thriving business center. Retail stores, restaurants and the Pix movie theater served not only the immediate neighborhood, but the entire city. Over time McGillley Square declined as a center of business and COmmerce, a victim of suburban malls, business centers and multi-screen cinemas; not unlike many neighborhoods in northeastern cities. More recently, there have been positive signs of rev ita Hz at ion in'thearea. Saint Peters Colleg is . e~plmding and has undertaken the constrction of a new Student Center on Montgomery Street. ' The former 7th Precinct Building at 769 Montgomery Street has been converted into new housing. Further to the east, the Beacon (the former Jersey City Medical Center) is in the process of being converted into a "city within a city" including luxury apartments, health club facilties, and many more arenities. .
to begin the process of re-planning and redeveloping this former focal point and center ~f activity within the larger neighborhood. McGinley Square- wil.once again serve as the center piece ofa vibrant mixed-use neighborhood.
It is now time

This Plan envisions a neighborhood incorporating the best principals of sustainable development; including the coibined principals of Smart Growth, New Urbanism and Green Building. The intent is to maintain nd enhance an open network of streets interconnected within the area~ as well as with thesuirounding neighborhoods and to create usable open spaces for social interaction. Convenient retail facilties and services are envisioned" along with business offces, a hotel, a movie theater, a range of housing types for various income brackets, education facilties and student housing for Saint Peters Gollege. '
These enhanced facilties and improved transportation networks are intended to not

only

revitalize McGinley Squar itself,' but to promote the revitalizationofthe surrounding

neighborhoods; to bind each of the existing neighborhoods and redevelopment areas surrounding. McGinley Square into a cohesive whole, and to once again have McGinley Square become a
focal point for commerce,'eucation, entertinment, and social interaction.

The

redevelopment plan shall include all tax lots on tax blocks 1896, 1896.5, 1897, 1903,

and

1905.5. The boundary ofthe StudyArea is also depicted on Map 1 - Boundary Map. Block and lot numbers can change over time due to subdivisions and lot consolidations. Therefore, in the

event of a di'screpancy between the lots listed and the Map, the Map shall take precedence.

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A, To redevelop the McGinley Square East Study Area in a manner that recognizes, McGinley Square's traditional position as a neighborhood center of commerce, retail,
education, entertainment and culture.
B. To expand, redesign and rebuild the McGinley Square plaza focal point within the community so as to serve as a location for community activity

, "

as the central open space and and

2

social interaction.
buildings with a mixture of uses; high quality building design, and an intensity of development that wil fuel commercial activity throughout the McGinley Square commercial district. D. To provide a variety of market rate and workforce housing tyes, both rental and for sale, suitable to meet the need of varyng family types and income levels. E. To encourage innovative mixed-use development through new cnstruction oflow rise, mid-rise and high rise stuctures, thereby providing for an intensity of development suitable to- support the implementation of needed infraStructure improvements and transit. ' , F. To provide for urban amenities and activities such as transit, open space, entertaihment, retail, education facilities, and housing variety that wil attract a range of new residents C. To encourage development of and employers and encourage a balance of

jobs and housing.

G. To provide for the interconnection of

uses, blocks, and streets to create an integrated development and a greater sense of community by respecting and enhancing the
street grid pattern. '

traditional urban

H. To increase .pedestrian capacity and improve the pedestrian environment by providing wider sidewalks, additional street trees, improved lighting, active retail along sidewalks, and other pedestrian amenities.
I. ' To reduce automobile dependency proximity to neighborhood services, lower facilities for bicycle storage and

by encouraging higher intensty development in

automobile parking ratios, and safe, convenient parking. J. To encourage the greater use of Mass Transit by improving bus stop locations within the Redevelopment Area, promoting increased bus ridership and by ~ncouraging the "street car" / light rail system as discussed in the Journal Square 2060 Redevelopment to connect to McGinJey Square and beyond when feasible. K. To preserve the building located on Lot N.l of Block 1903 and require its rehabilitation. L. To coordinate redevelopment activities to provide for a uniform and consistent attack on blight ,and the removal of vacant, deteriorated,. dilapidated, and obsolete structures within

M. To promote the .principles of sustainable development through adherence to the standards and principals of the Leadership in Energy and Environmental Desigi(LEED) Green .Building and Neighborhood Rating Systems or equivalent rating systems. N. To promote the principles of "New Urbanism," "Smart Growth," and "Transit Vilage" development through a variety of housing choices, providing pedestrian friendly streets; 'minimize automobile use; encourage reduced parking and shared use parking solutions, and creating a livable community with convenient access to commercial facilties. !yt\,e:JrGE~m:~MT;I,~~t~~g~~fs;l~Sf:);i;I;'~i'~F;~.':;;\;',;t;';'i:rp';r%#:e.:S,':9X,+hi;l,';/;:J.;i:

the Area. .'

A. No building or elevated pedestrian walkway shall be constrcted over a public right-ofway in the Redevelopment Area. Elevated pedestrian walkways may be built over private pedestrian ways or public easements on private property, but shall be constructed such that there is at least 20 feet of clearance be~een the lowest portion of the elevated walkway and the grade below. B. Underground parkig may extend beneath a public right-of-way subject to approval by

the Mimicipal CounciL.' , '

C. Prior to commencem,ent of construction, site plans for the construction and/or rehabilitation of improvements to the Area shall be submitted by the developer to the Plariing Board of the City of Jersey City for review and approval so that compliance of such plans with the redevelopment objectives and regulations can be determined. Site plan review shall be conducted by the Planning Board pursuant to NJSA 40:55D-l et include a phasing seq. Applications must be submitted for an entire project and may

, .

\'-.

plan. .
performance

D. As par of any site plan approval, the Planning Board may require a

developer to furnish guarantees pursuant to NJSA40:55D-53 et seq. Such performance guarantees shall be in favor of the City in a form approved by the Jersey City Corporation CounseL. The amount of any such performance guarantees shall be determined by the City Engineer and shall be suffcient to assure completion of on and off site improvements within one (1) year of the issuance of a certificate of occupancy for that
the final site plan' approvaL.

portion ofthe project which is the subject of E. All proposed new construction (Section XIIi) may only

be undertaken by a redeveloper designated by the

pursuant to the majority block development bonus Jersey City

Redevelopment Agency and shall be subject to a fee of$lO,OOO to cover administrative

City Planning. F. The Planning Board shall have the discretion to require a phasing plan as part of a development application or approyal; and shall have the discretion to require suitable mechanisms to insure the balanced development of the project and the construction of
costs ofthe Division of

planned open space, infrastrcture and other necessary facilities. . .

G. All traffc impact stUdies shall incorporate, as part ofthe study, all projects approved or . proposed in the immediate area. A listing of the projects may be obtained from the

Division of City Planning. . .

produce corrosive, toxic or noxious fume, smoke; cinders, odors,

H. No use or reuse shall be

permitted, which, when conducted under proper safeguards, wil

glare, electromagnetic disturbances, radiation,

dust or waste, undue noise.or vibration (60 decibels), or other objectionable featlres so as to be detrimental to the public health, safety or general welfare. i. All residential development and plans shall meet or exceed applicable Federal Housing Administration minimum room size requirements prior to approval by the Planning
J. . This Redevelopment Plan shall supersede Ordinance that are specifically

Board. addressed herein shall refer to the Jersey City Zoning final a Redevelopment Area, and all

the. Jersey City Zoning addressed herein. Any zoning related question that is not
all provisins of

Ordinance for clarification. Upon ,adoption ofthis Plan by the Municipal Council of Jersey City, the Jersey City
Plan as

Zoning Map shall be amended to rezone the Redevelopment Area covered by this

prior zoning wil be voided. K. The provisions of this plan specifying the redevelopment of the project area and the requirements and restrictions with respect thereto shall be in effet for a period of fifty this plan by the Municipal Council of the City of (50) years from the date of approval of Jersey City. At the end of this fift (50) year period, the zoning regulations contained herein shall be incorporated intothe zoning ordinance ofthe City of Jersey City in accordance with the appropriate State statutes.

land within the RedevelopmentArea shall be in . accordance with the requirements ofthis plan and the Land Development Ordinance (LDO) of Jersey City. M. Upon demolition of existing structures, sites shall be graded and planted or sodded, with
L. Any subdivision of lots and parcels of

new buildings. N. Deviation Requests: The Planning Board may grant deviations from the regulations ' contained within this Redevelopment Plan, where, by reason of exceptional narowness,
a durable dust free surface in the interim period prior to construction of . . topographic conditions, pre-existing structures or physical features

shallowness or shape of a specific piece of propert, or by reason of exceptional uniquely affecting a

. specific piece of propert; the strict application of any area, yard, bulk or design objective

or regulation adopted pursuant to this RedevelopmentPlan, would result in peculiar and exceptional practical diffculties to, r exceptional and undue hardship upon, the
developer of such propert. The Planning Board may also grant such relief in an

applicatibn relating to a specific ;piece of property where the purposes ofthis Redevelopment Plan would be advanced by a deviation from the strict requirements of this Plan and the benefits of the deviation would outw~igh any detriments. Deviations from the required ground floor use as per Section XI shall be .cognizable by the Planning Board. No relief may be granted under the terms of this Section unless such deviation or relief can be granted without substantial detriment to the public good and wil not
substantially impair the intent and

'. No deviations may be granted which wil

1)

A use or principal structure in a district which does not permit

2)

structure, including free standing signage; An expansion of a non-conforming use;

3).
4)
5) 6) 7) 8) 9)

An increase in height of more than ten feet or 10% of the height in feet, whichever

A breach in the requred minimum or maximum building base height requirement

oflO%or more;

- . ~~. . .
result in permitting:

purpose ofthe Redevelopment Plan.

such use or principal

An increase in the.parking ratio of 10% or more above the ma.ximum permitted; A breach in the minimum or maximum number of permitted stories. A reduction in the required right-of-way width, and pavement width beyond normal adjustments encountered during survey synchronization; Non-completion of required open space, parks, or other type of phased
improvements required to be implemented;

Non-compliance with the specific goals and objectives enumerated in the Plan.

Aly deviation in the above categories (1-9) or any other deviation that would otherwise constitute a."d"type variance or deviation constitutes a request for a legislative plan amendment cognizable only.by the Governing Body. The Jersey City Zoning Board of Adjustment's powers are strictly limited to "a" and "b" appals (NJ.S.A. 40:53D70A&B).
O. Procedure for Amending the Plan: This Redevelopment Plan may be amended to time upon compliance with the requirements oflaw. A fee of for copying and transcripts shall be payable to the City of Jersey City for any request by $5,000.00

from time

plus all costs

private entity

to amend this plan. The City of Jersey City reserves t~e right to amend this

plan.
P. Interim

Uses: Interim uses may be approved and permitted, subject to agreements between the developer and the Planning Board, where such use wil not have an adverse development during the interim use period. Interim effect upon existing or contemplated uses may incltide surface parking and onstruction staging areas. Interim uses must be period of between interim use approved by the Planing Board, which may establish an Board's discretion. to the Planning one (1) month and 36 months in duration, subject
of an interim use may b granted by

Additional renewals

the Plariing Board, subject to

the same interim period limitatinsspecified above. The Planning Board may require the developer to post a bond for the removal of any approved interim use. subdivision, clause or provision of this plan is paragraph, division, Q. If any section invalid, such adjudication adjudged by the courts to be shall only apply to the section, paragraph, division, subdivision, clause or provision so judged, and the remainder of this plan shall be deemed valid and remain in effect.
. :V;1 OTHR PRVIS'lN$''1~ESSRd!O;NIE1H~~NJMENmS\t)R;SIDiibB'~.; ,

A. The Local Redevelopment and Housing Law, N.J.S.A 40A:12A-l et seq. requires that a
Redevelopment Plan shall include

an outlne for the planning, development,

achieves the stated

redevelopment, or rehabilitation of the project area suffcient to indicate: .

1) This Redevelopment Plan objectives of the Jersey City MasterPlan the McGinley Square as a mixed-use commercial and residentral area and encouraging the expansion of Saint Peters College into McGinley Square consistent with the Land Use Element of the Master Plan.. This . Redevelopment Plan also encourages the expansion of the University Districtalong Montgomery Streetto further supportth revitalization of McGinley Square. The . Jersey City Master Plan encourages mixed-use development in targeted areas and recognizes McGinley Square as one of the existing neighborhood commerciaVresidential areas of Jersey City. In speaking about McGinley Square in particular, the Master Plan describes the district as being characterized by ground floor retail uses with multi-family residential above. The Mster Plan also recognizes that McGinley Square benefits from the presence of institutionalancliors, such as Saint Peter's College, and thatthe College has developed a plan to expand eastWard iritothe McGinley Square area in a manner that wil complement efforts to improve the area. Tllis Redevelopment Plan permits and anticipates the construction of new College by providing for the revitalization of dormitories and other facilties by Saint Peter's College, in keeping with the City MasterPlan, and

Jersey

addresses the following specific issues raised iIi this portion of

the Master Plan. (a) Increase businesS investment in the district. goods and services provided by the district.. (b) hnprove the mix of opportnities for residential and offce uses on the upper floors. (c) Provide (d) Promote and implement streetscape improvements in the distrct. (e) Enhance pedestrian access and circulation to the district.
(t) Address the need for additional shopper's and merchant's parking in the

district. .
6.

2) This Redevelopment Plan provides for a list of permitted principal uses, as well as accessory uses and prohibited uses in the redevelopment area. The plan also provides for density restriction through the use of maximum height limits, setback and stepback requirements and various dsign controls.
3) There wil be 80 displacement of existing residents through the implementation of
4) The

this plan. .
commercial Square andthe Transportation

McGinley Square East Redevelopment Plan proposes no acquisition or

area of higher intensity

COJidemnation of private proprrty for private redevelopment purposes.

5) The area covered by this Redevelpment Plan constitutes an urban

and residential activity. It is within walking distance of Journal

Center. McGinley Square is a crossroads of

traffc and

mass transporttion in its own rite. This location is near the very center of Jersey City and is remote from any adjacent municipality. Jersey City is designated as a "Planning
Area 1" in the State Plan and is aUhe center of the Hudson County "urban' complex."
Act" P.L. 1985, c. 398 (C.52:18A-196 et al) as well as the Master Plan of

The development envisioned by this plan is in conformity with the "State Planning Hudson . County and all contiguous municipalities. .
affordable units are identified to be removed as part of the

6) No.

implementation of

this redevelopment plan.

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A. Workforce housing shall be provided as part of any development within this '
of 40. or more residential units. For every fiv~ (5) residential units constructed, a residential developmentshall be
Redevelopment Area which wil result in the construction obligated to include one The number of (1) unit that is affordable tohuseholds of

workforce income.

required units wiU be rounded down to the nearest whole number. B. Workforce housing shall be defined as housing affordable to households with a gross household income equal to eighty percent (80%) but Ilot more than one-hundred and twenty percent (120%) of the median gross household income forhouseholds ofthe same size. Median gross household income shall be as detenrined and defined by the New Jersey Council on Affordable Housing (COAH. C. Affordable housing requirements may be further defined and obligated as part of a Redevelopment Agreement between the Jersey City Redevelopment Agency and a
designated redeveloper. Where such a Redevelopment Agreement exists, the affordable

housing requirements of that agreement shall take precedent over this section of the Red~velopment Plan.
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A. The Plan proposes to maintain the current street pattern of the Area. The Plan includes the, widening of certain rights-of-way to improve traffc. flow and circulation, provide wider sidewalk widths and a safer pedestrian and bicycle environment, and accommodate
improvements to the mass transit system. The Plan also proposes to widen and extend

Nevin Street and to create mid-block streets and pedestrian ways, where appropriate, in order to promote safer andinore convenient pedestrian circulation in the area. The Plan'
7

also requires improvements to existing streets and pedestrian sidewalk areas, as wells as promting improvements to the bus network within the Redevelopment Area, and the eventual development of a streetcar/ light rail line along Bergen Avenue to service
McGinley Square, Journal Square and the surrounding neighborhoods. Certain ofthe
streets within the Redevelopment Area may be vacated or pedestrianized subject to .

that the streets remain fully Qpen to public use pursuant to Section XII of this plan (Map 5 - Circulation Plan). Development undertaken related to Infill Development are not required by this Plan to construct the new streets, or street widening, but shall be required to apply the required sidewalk widths' for all infill development. B. Mercer Street, Tuers Avenue and Jordan Avenue shall maintain their current right-of-way widths of 60 feet as the minimum required width~ The curb to curb width may. be reduced .
approval by City Council, and provided

or increased based on whether the street is to function as a one-way or two~way street.

The minimum sidewalk width shall be 15 feet on these streets. C. Stonns Avenue may maintain its current right-of-way width of 53 feet as the minimum . required width since it functions as a one-way street, or it may be increased where appropriate and feasible: The minimum sidewalk width on Stonns Avenue within: the Redev.elopmentArea shaU be 15. feet. D. Montgomery Street shall maintain its current right.:of-way width of80 feet as the minimum required width. The minimum side walk width shall be 20 feet. E. Bergen Avenue shall maintain its right-of-way width of75 feet as the minimum current required width. The minimum sidewalk width shall be20 feet. A possible future light railJ trolley station. is proposed on Bergen Avenue, just south of Glenwood Avenue. To the extent feasible, Bergen Avenue should be widened.at this point to accommodate a
station location.
F. Nevin Street shall be' widened on the width is at leaSt 60 feet. Nevin south side of the

street such that its right-of-way

Street shallalso be extended to Montgomery Street to

fonn a fourlegged perpendicular intersection ofTuers Avnue, Nevin Street and Montgomery Street. The minimum sidewalk width within the Area shall be 15 feet. G. Monticello Avenue shall maintain its current right-of-way width of 60 feet as the minimum required right-of-way width, and shall continue to function asa two-way street. The minimum sidewalk width shall be 15 feet. H. Orchard Street may be closedto vehicular traffc between Montgomery Street and Monticello Ayenue,such that it serves as a pedestrian street and public operi space.. In the .alternative, if Orchard Street continues as a vehicular street, then it shall maintain its The current right-of-way width of 60 feet, and shall maintain its curent one-way status. . minimum sidewalk width shall be 15 feet. i. - A new minor street shall be cnstructed on Blck 1905.5 parallel to Stonns Avenue running between Monticello Avenue and Nevin Street as indicated on Map 5 Circulation Plan. This street shall have a minimum right-of-way width of 60 feet and a minimum sidewalk width of 15 feet. .
J. On street parking should be provided on both sides of th street wherever possible.

K. Sidewalk bicycle parking shall be provided in such as way as to not disrupt pedestrian
and protected through a change in paving style and elevation,

sidewalk areas. At least one bike rack per 100 linear feet of sidewalk shall be constrcted arid/or other similar design

features. Bike parking shall be situated parallelto the flow of pedestrian traffc.
8

L. A new private pedestrian street shall be constructed on Blocks 1896 and 1897. This private pedestrian street shall be constructed generally parallel to Montgomery .Street and Mercer Street, and shall run from Jordan Avenue to Bergen Avenue when completed. It
shall be a minimum of 50 feet in width from building line to building

line. Buildings or

street, provided that the lowest portion of any building or elevated pedestrian walkway provides 20 feet or more of clearance to
walkways may be constructed over this pedestrian

grade leveL.
M. A "streetcar" / light rail Plan which would run

line is envisioned in the Journal Square 2060 Redevelopment

in the right-of-way of

Bergen Avenue from Journal Squareto

McGinley Square. Similarly, the McGinley Square East Redevelopment Plan, consistent with this recommendation of the Journal Square 2060 Redevelopment Plan, recognizes that this light rail connection would be a critical north/south component of a cmprehensive transit network designed to service McGinley Square, Journal Square and surrounding neighborhoods in the future and encourages the construction of such a rail line when feasible. . on both Bergen N. McGinley Square is serviced by four different bus lines operating Avenue and Montgomery Street. These include two New Jersey Transit routes, the #80
and the # 81; as well as two independent bus lines, the Montg-omery Westside and the .

along Bergen A venue and Montgomery Street to improve bus operations in the interim before the suggested rail line becomes operationaL. Improvements should also be made to all bus
Bergen Avenue bus routes. Bus priority lanes should be considered stopswithinthe Area as well as along Bergen Avenue to Joum.al Square and

along

Montgomery street, from the Saint Peters College Area to the Beacon / County Administrative Complex area. These improvements should include new architecturally uniform bus shelters, clear signage indicating bus line numbers and routes, and electronic informational signage displaying anticipated bus arrival times. Bus stop areas should also be enhanced with seating, better lighting, decorative paving materials, and wider sidewalk areas where feasible; to iniprove passenger. comfort, safety and convenienc~.

A. Public .

open space

areas, as well as streetscape and landscape

improvements, shall be
approval by

developed as specified in this Plan and are subject to site plan Board: The location of proposed open space; new pedestrian

the Planning

walkways and plazas and the xpanded McGinley Square is ilustrated on Map3 - Land Use Map. Development
undertken pursuant to Section XII of this plan related to Infill Development are not required by this Plan to construct the new pblicly accessible open space indicated on Map 3.

B:Prior to the commencement of any constrction within this RedevelopmentPlan Area, an

. overall open space design plan shall be presented for each project to and approved by the

Jersey City Planning Board. This plan shall be prepared by a licensed landscape
architect. The plan shall respect and incorporate the design parameters and right.,of-way
landscaping requirements provided withiIi this Plan,

but provide more detail to. insure all

design requirements

. roadway segments incorporate consistent design patterns and materials. The Planning
Board shall assure that any such plan or plans are consistent with the

ofthis Plan and compatible with

other previously approved plans within the

Redevelopment Area.

C. A unified streetscape plan shall be required. The streetscape plan shall be submitted to , the Jersey City Planning Board for its review and approval in conjunction with the project site plan application and implemented contemporaneously with the constrction ofthe redevelopment project. Tle streetscape plan shall include all street frontages, existing and proposed. The plan 'shall identify, but not be limited to: . decorative paving materials, curbing materials, colors, tree pit treatments, trash receptacles, benches, bicycle racks, decorative street lighting, bus stop shelters; planters and planting pots. The streetscape plan shall respect and incorporate the design requirements provided with this Plan. The Planning Board shall assure that any such plan or plaris are consistent with the design
requirements of

Redevelopment Area. .
this Pla and compatible with based upon a formulto be ,developed by the City of Jersey City and/or the

other previously approved'plans with the

D. The Planning Board may require a pro-rata fair share assessment to be paid by

each

development within the Redevelopment. Area to off-set the constrction costs of new

the assessment shaUbe. Planning Board, with the assistance of their professional staff and consultants, and shall be determined atthe time of developer designation or site plan approval as appropriate. E. All ,open space,. including yards, landscaped rooftop plazas on buildings and green
public open space and streetscapeimproveInents. The value of

rooftops shall be landscaped with trees, shrubbery, ground coyersand/or other

appropriate plant material appropriate to the planned use ofthe space; space is specifically designated for other activities which require.

F. Screen planting, when required shall .consist of 'decorative plants provide seasonal

~~. . .
evergreen plant variety. Only

open paving or other surface

unless said

materials. Additional

may be incorporated into the designofthe screen planting ar~ to

species with proven resistance to the urban environment' in tliisarea wil be acceptable. G. SpeCific improvements tobe made to McGinley Square plaza, sidewalks, other pedestriai areas, and open spaces shall be as negotiated and specified with the Redeveloper as part
, ofthe redeveloper designation and contract process.

A GENERAL REQUrnMENTS
1) All strctures within the project area shall be situated with proper consideration of

their relationship to other buildings, both within the Redevelopment Area and in the surrounding neighborhood, in terms of light, air and open space, access to public
rights-of-way and off-street parking, height and bulk. Special attention should be .

paid to the relationship of proposed buildings to buildings of paricular architectural significance, such as the Jersey City Arory and Saint Aedan's Church, School, and Rectory. 2) AllminImum building height requirements shall be measured as stories above sidewalk grade. No mezzanines or split levels or any floor prtially or fulIy below grade shall be considered for minimum height requirements. All floors necessary to

10

meet the minimum height requirement must be approximately equal in floor area. No required minimum floor may be less than 60% ofthe second floor gross floor area. . 3) All lots at the time of adoption of this plan are conforming .lots for development, however any newly cr.eated lots or development sites through subdivision or consolidation shall have a maximum shape factor of30. Shape factor is defined as the
perimeter of

the lot squared, divided by the lot area (p.,&mii&'.,ll ). . . Griia (a) Example for a stadard 25' by 100' rectangular lot:
perimeter = 250'

perimeter squared = 62,500 area = 2500 square feet 62500 shape factor is = 25
2500
4) All buildings with a commercial frontage shall

be designed to include a clear .

distinguishable sign band integrated into the architectural design ofthe building. The
sign band shall be proportiomitely sized in height to the size and scale ofthe ground

floor or base of the structure, and the size, scale, and width of the storefront or
commerciaL unit faade. The. sign band must read as part of the architecture of the

building, taking into consideration features such as column spacing, horizontal elements of the building and fenestration. . 5) Groups of related buildings shall be designed to present a harmonious appearance in
terms of architectural style and exterior materials. .

6) Buildings shall be designed so RS to have an attactive, finished appearance when

viewed from all vantage points within and outside of

handicapped and/or disabled shall meet barier free design regulations as specified in the New 1ersey and Federal ADA Standard Uniform Construction Code. ADA required features should be seamlessly integrated into the architectural design of the building and circulation system and designed for general use by the public. . 8) Allutilty distribution lines, including multi-media telecommunication lines, and utilty service connections from such lines to the project area's individual use shall be
7) Access by the elderly, physically

architectural design. .
located underground. -

the project area. EClchfaade

shall be treated as being of equal importance in terms) of material selection and

9) Roof treatment, mechanical screening and electrical equipment: mechanical equipment located on any roof of a building shall be screened (a) All from view from all vantage points 'Yith a material complementary with the faade of the strcture. The screening shall not resemble' a utilty or rooftop elevator or stair tower. It shall instead resemble an upper level extension ~fthe building and be designed to contribute to the building top design. (b) A roof plan must be developed and submitted for approvaL. Roof plans shall include mechanical equipment, trellses to obscure view, colored roof patterns and landscaping. Parking deck roofs shall be designed to maximize recreational . amenity space and all remaining rooftop areas shall be developed as a greenroo (c) Aii electrical communication equipment shall be located in such a way that it does not negatively impact the appearance of the building nor create objectionable
. views as seen from surrounding strctures. .

11

(d) Transformers and primary and back -up generators shall be located interior to the building or vaulted underground within the pavement area of an adjacent street or
sidewalk. Location within and upon the sidewalk, between the sidewalk and the
building, or anywhere outside

at grade is not permitted.

grade.

(e) All new or reconstructed signal boxes are required to be placed below

(t) .The screening of all new. or reconstrcted telecom, equipment is required. ,

10) Streetscape: (a) All buildings shall be designed to front on a public street or pedestrian way to . create a street wall and a pedestrian environment at a human scale. (b) Main entrances into buildings shall be located on public streets or pedestrian ways. Secondary entrances may also be provided from parking areas and/or-as necessary according to the design and use of the structure.
(c) Entrances shall be designed to be attactive and functionaL. Indicators such as

awnings, changes in sidewalk paving material or other indicators consistent with the surrounding area shRll be' provided. any building, a landscaped front (d) Where residential units occupy the first floor of yard area shall be provided of not less than 5 feet in depth. The front yard shall
the design, proportions, material and character of be separated' from the sidewalk area by raised curbing in order to better

'define the

landscaped area and distinguish between the public and private domain. In the . alternative, the residential floor level must be at least 2.5 feet above sidewalk grade and the window sil located no less than 6 feet above grade to provide a level of privacy for these residential units. Buildinglobbies'may be at grade for
( e) Automobile parking between the building line and a public right-of-way is
expressly prohibited. Parking is not permitted in any front yard.
approved, driveway design shall be such that vehicles cross the (t) Porte:"cocheres and drop-off lanes are prohibited except for hotels;

. . '. . .
angle to the flow of pedestrian traffic.
incorporated into the primary facade materiaL.
the adjacent window and matching

ADA

accessibility .

Where sidewalk at a right

11) A cornerstone marking the date of construction shall be located in

an appropriate ground level comer of any building five or more stories. The cornerstone shall be

12) Overhead walkways (skywalks) connecting buildings and or parking bove streets or rights-of-ways are prohibited, except that buildings and walkways may be constructed over private pedestrian ways. 13) All facade vents for air conditioning or heating units must be incorporated into the window opening and mullon design such that vent grils and windows appear as a single unit. This is best achieved by lining up vent grils with the vertical or .
. horizontal edge of using a spandrel panel to 14) All new sidewalk concrete

the window's length or width or

fill any voids.

and scored in a simple saw-cut fashion shall be tinted grey in 4 foot by 4 fo"ot squares or in conformance with a streetscRpe plan to be presented by the developer and as approved by the Planning Board.
storefront glazing separating ground floor uses from the building above.

15) All storefronts shall incorporate a cornice element or horizontal projection above the

12

16) Ground floor storefront bulkheads below the display windows shall be a maximum of 18 inches in height above sidewalk grade: 17) All ground floor retail facades shall incorporate a minimum of 80% transparent glass. This requirement may be waived or modified by the Planning Board for uses such as supermarkets, which do not typically contain display windows on all sides; 18)All ground floor entryways shall, be recessed to avoid door swings into any public.
19) Residential development

right-of-way. .
a dog run~ where feasible.
12 feet.

projects are strongly recommended to include provisions -for

B. FLOOR HEIGHTREQUIRi\NTS
1) Residential floor-to-ceiling heights mustbe a minimum of 9 feet and a maximum of
2) Ground floor floor-to-ceilng height minimums for a commercial use are

regulated by

the following table:

It is recognized that where uses such as theaters, galleries, gymnasiums, banquet facilties, conference cnters or other similar uses are proposed; higher ceiling heights. may be necessary and are permitted; ,
C. SPECIA BUILDING REQUIRMENTS FOR A TOWER ON A BASE For all buildings greater than 8 stoi:es:
1) All buildings shall have a base, which shall be designed according to the following:

(a) The base of all buildings shall be a minimum of20 feet in height and a maximum
of 60 feet.

Except that, for buildings fronting' on Montgomery Street containing a

theater or other similar use necssitating higher than tyical floor to ceilng

2) Building Base Design Requirements: '

heights, the base height may be increased to 80 feet. The base shall contain a , minimum of two and a maximum of four stories. of all buidings shall be setback from the adjoining street line the (b) The base distance necessary to provide the required sidewalk width.

(a) A visual cue or indicator such as a cornice, belt coursing, a significant change in the glass to solid ratio, horizontal projection, or any other iiidicator consistent with the design, proportions, and materials shall be provided at the top of the base. (b) Decorative features and materials are required in order to provide detail and interest to the pedestrian level of the building.
13

(c) Building bases shall

be constructed of

durable l1aterial of

high qualit,including

but not limited to glass, stone, brick, textured concrete, metal paneling, etc. (d) A decorative screening facade may substitute for glass to wrap parking facilities, subject t.o approval by the Planning Board. other permitted uses required along all public rights-of-way shall be (e) Retail and/or front facade into the building. No more than a minimum depth of30 feet from the fifteen (15) percent of the linear first floor street frontage and no more than
twentY (20) consecutive linear feet along a public right-:of-way may be dedicated

to other uses such as meter rooms, blank walls, garage doors r loading zones, emergency exits, etc; 3) First floor retail height shall be regulated by the ground floor floor-to-ceiling height . requirements in Section ix. B. 3. . 4) Towers (i.e. any portion of the building constrcted over the base) shall be setback at least 15 feet from any exterior faade of the base. 5) Towers greater than 100 feetin length shall provide facade ariculation such thatthe building facade does not read as a continuous slab and is broken up with building indentations such that the building facade is not buitt within a single plane. separated by at 6) Towers facades; than dormitories, built over the base must be other least 50 feet, except that where buildings are not directly facing each other the distance between towers as measured from comer to comer of the respective buildings shall be a minimum of30 feet. Dormitory structures must provide at least 30 feet of each other. separation between room windows facing
7) Building Tower Design Requirements:
(a)A visual cue or indicator such as a cornice,

belt coursing, a significant change in the glass to solid ratio, horizontal projection, or any other indicator consistent with the design, proportions, and materials shall be provided at the tpp of the

- tower.

(b) Building towers shall be constructed of durable material of high quality, , including, but not limited to glass, stone, textured concrete, brick, metal paneling
etc: Glassshall constitute a minimum of 40% of

the facade.

D. PARG AN LOADING STANARS

All parking shall be provided in multi-tiered structures or automatic garages, and may be
both above: and below ground. Parking strctures shii meet the following requirements:

1) Bicycle Parking Provisions:

(a). For development on all residential projects lots greater than 2,500 square feet or of more than four units, bicycle parking is required. A bicycle storage room, located in a onvenient and accessible location to the front entry of the building with no more than four vertical steps (ramps may be utilized) between the bicycle room and the sidewalk with room for 1 bicycle space per dwellng unit and 1 bicycle space per 5000 square feet of non residential use is required. Short term .

bicycle parking- must also be provided in the sidewalk or accessory parking area

for all retail or similar ground floor uses at a rate of 1 space per 5000 square feet to a maximurtrequirement of 10 spaces.

14

(b) Bike racks must permit the abilty to secure the frame ofthe bike to the rack system, and mustbe located so as not to disrupt pedestrian sidewalk areas. (See

also Section VII. K.). . ,

2) Automobile Parking Ratios By Use:

'., .,. . ....,:.~(~ . ". .. ........"~!.~it~i~~~i i~~l~~#l.~f;

Residential & Worklive Offce Medical Offce
Retail & Financial Institutions Restaurants & Bars
.

05per unit
1/1,000 sq. ft.

unit (1.2 if underground

1.0 per

parking) "
3/1,000 sq. ft.
3/1,000 sq.ft. 3/1,000 sq. ft.

. 2/1,000 sq. ft.

1/1,000 sq. ft.
1/1,000 sq. ft.

3/1,000 sq. ft.

theaters
Museums & Galleries Hotels Colle~es, Universities, etc. Dormitories Child Day Care
3) Other AutomobiIe Parking

1/10 seats
0/1,000 sq.ft.
1 per 8 rooms

4/10 seats
1/1,000 sq. ft.
1 per 4 rooms

o per classroom

4 per classroom

O/bed
0/1,000 sq. ft.

O.S/bed
2/1,000 sq. ft.

Provisions
Saint Peters College

(a) Three hundred (300) parking spaces, il addition to the maximum parkng
requirements listed above, may be provided for the use of faculty, students and (b) To

visitors.

the parking rsources located within the Redevelopment Area, the shared use of the parking facilities is permitted nd encouraged. (c) In order to provide for convenient shopper parking, the required parking for retail uses shall be located nearest to the garage entrance to the greatest degree practical and shall be limited to retail users ofthe on-site retail and neighboring retail uses . during normal retail hours. Consistent with the concept of shared use of parking facilities, these parking spaces may be used for other purposes during off-hours . and other parking spaces within the parking facilty may also be used for shopper parking when available. .
assure the most effcient and effective use of

4) Parking Design Stadards:

(a) In any building over six stories, or any stand-alone

parking structure, a parking level at grade may not contain any parking or mechanical floor area adjacent to the sidewalk/street frontage. Atrium, lobby, and/or active commercial use shall occupy these areas with a minimum depth of30 feet.

15

(b) Any parking level at grade not screened by an ctive use shall be set back from the sidewalk a minimum of 5 feet to provide for landscaping and screening ofthe parking use. (c) Any parking structure shall be designed to eliminate headlight glare to the greatest degree practicaL. Interior garage lighting shall be located so as direct light into the structure and niounted on the interior si4e of columns so as to pr~vent glare from such lighting to be visible from the street or adjacent property. Light fixture at the time of details and location shall be included within the garage floor plan as site plan application. Dark tinted glass shall be used in all window openings so
. to further reduce headlight and lighting glare. .
(d) The facade of all parking levels shall be of a compatible material to that

used throughout the development or adjacent structures and shall be designed to

provide visual interest. .

(e) All openings onto a public right-of-way or pedestrian way must be screened with openings shall be in a glass or decorative screening materials. Any vertical

prohibited. .. .
required in orderto provide additional

proportion. Open horizontal bands along the faade of any parking strcture are
(f) Exterior lighting ofthescreening materials on a parking structure faade is
visual interest in terms of light and shadow and to further mask the interior lighting of the parking structure and headlight

(g) Pedestrian access points shall be provided at street level and designed to encourage street activity.
(h) All parking spaces

glare. . ... .

shall be a minimum of 9 feet wide by J 8 feet deep. Compact

parking spaces, a minimum of 8 feet wide by 16 feet deep, may be provided, and
may comprise up to twenty (20) percent ofthe approved parking spces. .

conform to the following minInum standards: (i) 90. degree parking 22' wide two-way aisle (ii) 60 degree parking 18' wide one-way aisle parking 15' wide one-way aisle (ii)45 degree aisle (iv)30 degree parking 12' wide one-way (j) All one-way aisles shall be clearly designated and marked. is exempt from the above dimensional requirements. (k) .Automatic garage parkig shall be. coordinated with the public street and loading areas (1) Off-street parking system serving the project area in order to avoid conflcts with through traffc or
(i) Aisle widths shall

obstrction of pedestrian walks and thoroughfares. .

(rn)Surface parking lots (as an interim use) and all screen planting of dense evergreens along

loading areas, shall provide a any street line and along all property

lines except those instaces where a building intervenes or where the proposed

planting may interfere with sight triangls. Within the parking area, a minimum of three percent (3%)ofthe parking area shall be landscaped and maintained with
shrbs no higher than three (3) feet and trees with branches no lower than six (6)

so that the landscaping is dispersed throughout the parking area. Landscaping . shall be enclosed by a 6 inch curb as in Section IX. F. 9. below. . (n) The number and design of off-streetloading spaces shall be demonstrated by an
applicant according to an anticipated need. All freight loading activities are ,

16

encouraged to be restricted to early morning and/or late evening.

hours. The

design and number of off-street loading shall be regulated by the Jersey City Land Development Ordinance. (0) Drop off areas are not permitted unless required by the Planning Board for uses generating organized pick-up and drop-off services such as, but not limited to,
medical

offces.
the strcture to create an attaqtive view from the

(P) All open entry ways to off-street parking and loading structures shall incorporate finished materials coordinated with the primary base faade on all surfaces
twenty-five (25) feet deep into sidewalk-and adjacent pedestrian areas and incorporate architectural

lighting

features.
(q) Parking and service access'shouldnot be located on the main traffc oriented

loading and parking facilties. For parking failities with 30 spaces or less, driveway widths shall be a maximum of 10 feet. For all other parking facilities, driveway widths shall be a maximum of 12 feet for one way and 20 feet for two way. Driveway widths for . loading areas may be increased, with Planning Board approval, to accommodate the anticipated type oftrucks and deliveries. (r) All parking and loading facilities must be designed to minimize pedestrian and
streets. A head-in/head-out desigiis required for all

traffc conflcts.and shall be designed such that vehicles cross pedestrian traffc

. flows at rght angles only. ,

applications for parking structures should demonstrate the abilty to provide for electric vehicle harging stations in the future. 5) Below grade parking is permitted to cover 100% of the lot and may also extend into the right-of-way under sidewalk and roadway areas pursuant to a "franchise ordinance" as approved by the City of Jersey City. 6) All developments which propose valet parking shall submit a parking. management plan. Such plan shall iiiclude but not be limited to: number of vehicles to be parked, number of rows of cars to be stacked, all parking stall and aisle widths and any other information deemed necessary to effectively evaluate the management plan. All parking management plans shall be subject to review and approval of the Division of Traffc Engineering, the Division of City Planning and the Planning Board~ Valet parking schemes shall not be permitted to increase the total number of parked cars above the maximum number of permitted spaces.
(s) All site plan

E.OPEN SPACE DESIGN REQUIRMENTS 1) Where possible, new structures surrounding or enclosing open space should be .
designed and sited to allow the greatest penetration of

sunlight onto open space area

throughout the year.

.2) Open space shall provide visual and functional benches, seating walls, drinking

elements such as bicycle parking, fountains, refuse containers, planters, and public fountains. . Open space amenities shall include decorative material such as: stone pavers, brick pavers, asphalt pavers, stamped and tinted concrete, and decorative

lighting and detailng. .

in the open .space. .

3) Adequate lighting shall be provided to encourage active usage and a sense of security

17

4) Open space shall be distributed so as

provide for maximum usabilty. Rooftop open space on top of the base of the buildings is encouraged and may be used to meet any open space requirements. 5) Through creative design, open space features shall address the need for human comfort and enjoyment and provide bothactive and passive leisure uses for secure and pleasant outdoor .and indoor settings to meet public and private use .requirements. Open space and plazas shall be designed at a human scale to invite and attact the public. 6) Open space shall be oriented to maximize views. 7) As a general guide, one (1) linear foot of seating for each linear foot of plaza .perimeter shall be provided. Seating space may include planters, benches, fountains, etc. as per Section IX. F. 9. 8) Landscape features shall be enclosed bya curb
to

F. LANDSCAPING AN LIGHTING REQUIMENTS.

1) Landscaping shall be required for any street parking, plaza areas or loading zones. The developer's plan shall

par of any parcel not used for buildings, offinclude

proposals for landscaping indicating the loation,size andquantity ofthe various

species to be used~

2) All plant material used must be able to withstand an urban environment. All screen planting shall be a minimum of 4 feet high and shall be planted, balled and burlapped
as established by the American Association of

Nurseryen. . A planting schedule

shall be provided by the developer and approved by the Planning Board. Ground
cover shall be used in place of

. 3) All new trees shall be of a species and gender so as to minimize fruit and pollen. environment or 4) Any landscaping which is not resistant to the dies within 2 years of
planting shall be replaced by the developer~
5) Undergi:ound watering facilties shall be required for all

mulch. .

landscaped areas. Hose bibs

shall be provided immediately adjacent to planting areas abutting a building. . 6) Street trees shall be planted along curb lines of streets in a regular pattern, spaced at one;.halfthe mature spread of the tree canopy to further enhance the aesthetic quality four (4) inches in caliper. ofthe redevelopment area. All trees'shall be a minimum of 7) Lighting within the site shall suffciently iluminate all areas, including those areas where buildings are setback or offset to prevent dark comers. glare. The area lighting sources must be adequately shielded to avoid any off-site 8) All of ilumination shall have a uniform pattern of at least one..half (0.5) foot candles. 9) Alliandscaping mtistbe fully enclosed by curb or seating wall constructed of a masonry, metal, or wood material with a minimum of 6 inch in height. Landscaping shall be elevated to match the height ofthe curb or seating wall. Fencing is
discouraged, but may be set into the required curb.

G. SUSTAINABLE BUILDING REQUIRMENTS 1) All new buildings wil be required to comply with the "LEED for New Construction' Rating System" (LEED-NC) or equivalent as approved by the Planning,Board. 2) All buildings wil be required to achieve minimum of a Silver LEED Certification level; or equivalent as approved by the pianning Board. Silver credits are awarded
18

based on five (5) categories ofperfollance: Sustainable Sites, Water Efficiency,

Energy & Atmosphere, Materials & Resources, and Indoor nvironmental Quality.
3)

Any singlt~ development comprising more than one block is required to comply with

the "LEED for Neighborhood Development" rating system or equivalentas approved by the Planing Board. Sustainable Neighborhood Development is intended to revitalize existing urban areas, reduce land consumption, reduce automobile dependence, promote pedestrian activity, improve air quality, decrease polluted storm . water runoff and build more livable sustainable communities for people of all income levels. 4) Neighborhood Developments wil be required to achieve a minimum of a Silver LEED Certification level, or equivalent as approved by the Jersey City Planning Board. The project can achieve a variety of points from four separate categories: Smart Location and Linkage, Neighborhood Pattern Design, Green Construction and

Technology, and Innovation and Design. .

H. BUILDING AMNITY REQUIRMENTS

1) All buildings with 40r more residential units must provide a washer/dryer

2) Buildings with over 50 residentialunits must include

. the building." '

at least 2% of the

room in

units designed

with 3 bedrooms or more.

4) A minimum of30% of

an elevator. the lot area must be dedicated t useable,recreation space by occupants. This space may be placed in a rear yard or on a roof. Roof decks are encouraged and may be necessary to achieve this requirement. 5) Showers and other facilties necessary to support people biking to work is required in all office buildings and other major centers of employment greater than 100,000
3) Buildings with 4 or more floors must provide

square feet.

i. BUILDING MATERIALS REQUIREMENTS 1) Synthetic materials such as EIFS, vinyl siding, asphalt shingles, and bnck face siding are prohibited. 2) Concrete block may not be usedas a decorative finish on any facade. 3) Exterior doors including emergency exits and utility access shall not be secured with a pad lock.. All door must include a built in lock mechanism. 4) Brick facades are encouraged to utilze multi toned brick selections with at least 3 tones overall so as not to create a dull or flat brick facade. 5) Front cantilevered balconies may project no more than 12 inches from the facade where located within 45 feet from grade or on the base of any "tower on a base" building (see Section IX. C.). Above a stepback, balconies may extend no more than the width of the tower step back. 6) Use of chain link fencing, razor wire, barbed wire, or other similar security devises is expressly prohibited. Chain linked fencing may be temporality utilzed during
construction only.

7) Security Gates: All security gates shall be installed on the interior to the glass storefront and completely composed of the open mesh tye. Storage boxes for all
security gates shall be mounted onthe interior of

the building~ Gate tracks shall be

19

recessed into the glazing reveal and the gate housing shall be flush with the plane of the storefront. No storage box, tracks or mechanical devices related to the gates may project from the plane of the storefront.
x~:/ ..'SiJN\G;.tREGtJ:At:lN~rV';.'!~;~i;i .:,;;\'i.'. .i,," ".:.,;;
A. Signage Approval Process

1) All signs are subject to site plan review when included as par of a major site plan application. . 2) All temporary banner signs for marketing projects on site shall be considered as an
interim use.
3) All new signage that complies with the redevelopment plan shall not require site

plan

approval.
4) Minor Site Plan application with deviation request must be submitted

to the Planing

board for all non-conforming sign proposals. 5) Signage above the ground floor is not permitted in this Redevelopment Plan, except as related to theaters, office buildings and hotels, as further defined in this Section. All requests for this tye of signage is subject minor site plan review by the Planing
Board, and may not be constructed without Planning Board approvaL.

6) All marquees for theatres or other similar uses are permitted and subject to minor site plan review. 7)' During construction, one (1) temporary sign indicating: the name of the project or development, general contractor, subcontractor, financing institution and public entity offcials (where applicable) shall be permitted. The sign area shall not exceed forty (40) square feet. 8) Kiosks listing uses and tenants of the various buildings in the area, as well as cultural, educational and other similar facilties are permitted. Such kiosks may be located in public or private plazas amI/or on public streets where sidewalk width is adequate. Such kiosks may not exceed 25 square feet of sign area per sign face, and may not exceed 10 feet in height. Kiosks may also be iluminated. All Kiosks are subject to minor site plan review and approval of the Planning Board as to size, location, and other design features.
B. Sign

Design Requirements .

I) All signs on commercial strctures shall designed to fit within the architectural designed sign bands as described in Section IX. A. 4.
2) All signage shall be organized in a rational manner and shall be aligned with the

d~sign features of the building, storefront, or commercial unit, such as column

spacing, horizontal design elements (cornices), and fenestration._'
3) .In existing

buildings, where the security gate boxes cannot be removed or relocated to the interior of the commercial space, these boxes shall be integratd into the signage design in order to hide or disguise the security gate boxes within the design ofthe signage.

4) All signs shall be attched to the first floorlevel ofthe building only, although blade

.' .

signs may be attached to the first or second floor faade. Upper story commercial signage may be permitted subject t minor site plan review and approval by the

20

uses, restaurants, theaters and similar uses. 5) All wall signs shall be flush mounted; 6) All blade signs shall project no more than 30 inches from the facade and the bottom
Planning Board on structures containing upper story retail

of the sign must be a minimum of 9 feet above the sidewalk. .

7) Window signs (other than lettering and logos as specifically permitted) shall be prohibited. Lettering or logos shall be limited to decorative metal leaf, flat black or etched / frosted glass style lettering and shall be limited to the name ofthe business occupying the commerchil spac;e / storefront and shall cover no more than tWenty the window area. -(20%) of
8) Permitted signage material includes:

(a) Painted wood. .

(c) Brushed finished aluminum,

(b) Painted metals including aluminum and steel.

stainless steel, brass,

copper, or bronze.

(d) Carved wood or wood substitute. 9) Permitted lettering material includes:

(a) Lettering forms applied to the surface of (b) Single colored lettering fomsapplied to the

the sign.
surface of

the sign.

( c) Metallc solid body letters with or without returns. letter. (d) Painted acrylic or metal lettering attched permanently to a wood, wood substitute or metal (e) Vinyl signboard. .

10) Signs may be lit-from backlit halo, and up-lights. Internally lit signs and sign boxes
11) Storefront windows shall notbe bluked by any interior display caseor other form of .
barrier. Pedestrians on the street shall have the ability to see into the shop

are-/prohibited. _
include the portable sign is permitted within of8 feet of

and view

the activity within.

12) Signs may operating hours 13) One

name ofthe store only. Buildirig address, phone number, and other additional information may be stenciled on the door.
the entray ofthe assoCiated use.

Portable signs are not permitted for parking garages. ' - C. Number and Size ofSigmige

1) All 'buildings must clearly display their street address. The building address is required to be placed on either the main entry door, transom window, building, or ' awning flap at a maximum font height of 10 inches. 2) Comer lot development is encouraged to display the street names on the building

3) Sign requirements along all Rghts-of-Waywhere retail is mandatory (see Map 4 and 6 - Required GroundFloor Use): (a) For retail, restaurants, bars, nightclubs, and other similar ground floor uses: sign per (i) Each use fronting on a public street may be peanitted one (1) exterior street frontage. shall be 24 inches. (ii) Maximum sign height other uses: (b) All

facade or. imprinted into the sidewalk. .

21

(i) Each such use fronting on a public street may be permitted one sign per entryway per

(1) exterior street frontage. Buildings with multiple uses shall have no more than one (1) sign per use.
three (3) percent
of

(ii) The total exterior sign area shall not exceed the equivalent of

the first story portion ofthewall to which it is attached. In no case shall a

strctue exceed 10 square feet.

sign on any

4) Sign requirements along all Rights-of,:Waywhere retail is not required

and 6 - Required Gr0l!nd Floor Use): .

(a) For"etail, restaurants, bars, nightclubs, (i) Each such use fronting

(see Map 4

and other similar storefront uses: on a public street may be permitted one (1) exterior

sign per street frontage.

(ii) Maximum sign height shall be 18 inches. (b) AU other uses: (i) . Each such use fronting on a public street may be permitted one (1) exterior sign per entrywayper street frontage. Buildings with multiple uses shall have not more than one (1) sign per use. two (2) percent exterior sign area shall not exceed the equivalent of (ii)The total

ofthefirst story portion ofthe wallto which it is attached. In no case shall a exceed 8 square feet D. ,Parking Garage Signage to garages indicating the parking facility 1) One (1) sign shall be provided per entrance and direction arrow. The sign area shall not by the international parking symbol exceed twenty(20) square feet. If applicable, one (1) sign per entrance may be ' exceed eight (8) square feet. allowed indicating parking rates, not to 2) Portable signs are not permitted for parking garages.
sign on any structure

E. Prohibited Signs

1) Freestanding signs and Monument signs, except for tho,se indicating drrection, ,

"

transporttion, circulation and parking. '

Signs.

2) Portble advertising sigIs not associated with a use within 10 feet.

3) :Bilboardsand Outdoor Advertising

4) Roof signs.
6) Internally or

5) Signage' attached to parking meters, light poles, benches, or other street furniture. , externally iluminated box signs 7) Flashing or animated signs, spinners, pennants, reflective materials that sparkle or

twinkle, except for marquees .

Waterfall style or

8) Window signs, posters, plastic or paper that appear to be attached to the window.
9) P.ole signs
10)

plastic awnings.
:.~~- ". : "...-."./~~;:;:,;-~;.:f~:~/ .~,-~.:':'C/.~':;.:::- ::::~:';~'''': _~')::\~'C-: . . : -.:,-'--:-' : :;"; .i-;,/,:: :--::l:~-~:!"_~:: ,':;0:::_: ;:'::;::":..:,~-" : _ :'~ -,.,:~ -, o' .... ,",'

;~f~,"f"i~Q:mEm,.t~"risg;~(iit.AXQ$jf(t:;,.~~;).,;-~..,','~,..d"..'t.',""

. A. Where ground floor retail use is indicated. s requjred along a street frontage on Map 4 Ground Floor Use; only permitted uses which activate the adjacent sidewalk shall be permittd and are required. Active tye uses include: retail sales of goods and services; retail banking, building lobbies, hotels, theaters, art galleries, bars and restaurants.
1) Minimum depth of use area from the building faade shall be

thir (30) feet.

22

2) No more thari fifteen (15) percent-and no more than fifteen (15) consecutive linear feet may be dedicated to other uses such as meter rooms, blank walls, emergency

exits, etc. '

B. Where ground floor commercial use is indicated as required along a street frontage on Map 4 - Ground Floor Use; ny permitted commercial use may be provided. 1) Minimum depth of use area from the building faade shall be twenty (20) feet. 2) No more than fifteen (15) perce.nt and no more than twenty (20) consecutive linear feet may be dedicated to other uses such as meter rooms, blank walls, emergency
exits, etc.
C. Where ' ground floor commercial use is indicated as optional along a street frontage

on '

Map 4 - GrouridFloor Use; any permitted use may be provided. 1) Minimum depth of use area from the building faade shalI be thirt .(30) feet. 2) N more than fifteen (1 5) percent and no more than twenty (20) consecutive linear feet may be dedicated to other uses such as meter rooms, blank walls, emergeny
exits, etc.
D. Where ground floor residential use is indicated as required

4 - Ground Floor Use; only residential and live/work units are 1) Minimum depth of use area from the building faade shall

along a street ;fontage.on Map permitted.

be thirt (30) feet.,

2) No more than fifteen (15) percent and no morethanfifteen(15)onsecutive linear feet may be dedicated to other uses such as meter rooms, blank walls, emergency
E. For infill development pursuant to Section XII below, retail or residential uses are. . required on the ground floor of all principal structures where indicated on Map 6 Required Ground Floor Use. 1) Minimum depth of retail use shall be thirty (30) feet. 2) No more than fifteen (15) percent and no more than twenty (20) consecutive linear feet
may be dedicated to other uses

exits, et,c. '_

such as meter rooms, blan walls, emergency exits, etc. ,

~,t';i'SPECifl(JiJ~nms~~REGLJA.'f,~$;,;\;~~ij;ii-E;~i~X*~~wr~\~Lt;f;~~;,jc\-L.,;;:
to development that is done on an infill basis.. Buildings developed pursuant to these infill regulations shall notbe required to constrct the new streets, street widenings or pedestrian ways depicted in Map 5 - Circulation Plan nor construct the publicly accessible open space depicted in Map 3 - Land Use Map. Minimum sidewalk widths as described in Section VII are requir! Glrind floor uses as ?d. depicted in Map 6 - Required Ground Floor Use are also required.
The following regulations shall apply

A. Principal Permitted Uses:

1) Residential Dwellng Units, including Work/ive Units and Work/ive Artist Units.

2) Offices, including Medical Offces \

3) Retails Sales of Goods and Services

4) Financial Institutions'
5) Restaurants, category one and two

6) Bars & Night Clubs

7) Theaters, Live and Film

8) Museums and Ar Galleries

23

9) Hotels
10) Colleges, Universities, Accredited Schools of

Primar and

Secondary Education and Accredited Educational and Vocational Training Programs 11) Dormitories
12) Structured Parking Garage

13) Day Care Centers, Child and Adult Plazas 14) Open Space, Parks and 15) Any appropriate combination of the above
B. Accessory Uses:

1) Parking and Loading within principal strctures

2) District I Area - Wide Cooperative Energy Generation Facilties

within a principal strcture '

3) Improved Open Space, at grade and on rooftops

4)

Signs 5) . Home Occupations 6) Sidewalk Cafs(Pursuant to City Ordinances).

C. Prohibited Uses:
. 1) Surface parking, except as an interim use

2) Drive-thr facilities of any tye; such as restaurants,. bank, pharmacies, etc. 3) Gas stations, service stations, auto repair and similar uses. D.. Lot Size and Dimension Requirements:
1) AIiexisting lots atthe time of adoption fthis plan are conforming lots.

2) Subdivisions mustconform to the following rrinimum standards:

(i) Minimum lot area: 5,000 square feet. . . .

E. Density

(ii) Minimum lot width: 50 feet. (ii)Minimum lot depth: 100 feet. . factor:' 30 (iv)Maximum shape and Height Requirements:

1) Density is not regulated by floor area ratio or units

per acre. Instead, a "building envelope" is defined, depending on the size and shape ofthe site. Minimum room and unit sizes are regulated by building code. Buildings on lots cifless than 30 x 100 feet or 3,000 square feet shall be limited to not more than one dwellng unit . per floor.
minimum building following

2), Maximum and according to the

height shall be calculatedbased on the lot size

table.

t;

o to 2499
. 25xl00 50xl00 75xl00 100dOO
2500 to 4999

5000 to 7499. 7500 to 9999

10000 and up .

2/22' 2/22' 3/32' 3/32' 4/42'

3/34' 4/44' 5/54' 6/64'

8185'
24

3) The building located on Block 1903, Lot N.1 shall be maintained at a height of 5 stories. New buildings c.onstructed on Lots A &B of Block 1903 may match the
height ofthe building located on Lot N.i.

4). Building Stepbacks: To provide light and air to adjacent lots, buildings must provide a "stepback" from property lines at the following intervals: .

2 t04
5 to a
F. Yard R.equirements:

none none 10' .

none none
5'

5'

30' 30'

1) Front Yard Requirements: yard setbacks shall be suffcient to achieve the minimum required . (a) Front sdewalk widths described. in SectioI VII.'Example; If the existing sidewalk. width is 10 feet, and the required sidewalk is 20 feet, then the front yard
setback shall be 10 feet.
2) Side Yard Requirements:
(a) Where the adjacent building is less than four stories, the minimum side

(b)

( c) Where the adjacent bullding is 4 stories or more, or where the adjacent

. windows. .

yard setback shall be 10% of the lot width up to a maximum requirement of 6 feet and the minimum required. by fire or building code to accommodate adjacent windows. Where a ground floor retail use is mandatory (see Map 6: Required Ground

Floor Use), side yards are not permitted within 10 feet of a' right-of-way

except where required by fii:e or building code to ccommodate adjacent

building is built on the lot line, side yards' are not permitted within 10 feet of a right-of-way except where required by fire or building code to accommodate adjacent windows. 3) Rear Yard Requirements: . (a) A rear yard of 5 feet is required as per the building step back table above. (b) For through lots, a 50 foot "rear yard" is required at grade or above the first floor, where parking is provided on the ground level, nd centered in the . middle of the block. (c) Where a rear lot line abuts a side lot line, only a side yard is required.
r;c:,;'i:iS'.E.yRE......'./rfirrHXtmi\fS.\.tMA...".....:...yO...ri~iH:B'..:i\n'i.r,'!.:.E.::iTE.::fO..p..-x;m.~T'....:. ..'..... .' f,:-~" . .:! '" ,~-.~..~~.l~.l~.l~ . .~i"" ", "'._ ,;JX.~.1;\~l('~ ", &VVh~',,:, . -:'V.- . .L.' ':lV.L.t~..l.-~, :'-''-'.

.' ...~..;..E;~"i./iL:,;?f;:t.~.i;.:~;,,;;~5CC::; .;..... .::........;~t9:r.;;~f~i~;lt~.~.._.::G...,.: ..........:d..tJ:iIL;i'.:...., .

where 75% or more of the land have . a shape factor less than 30, except for Block 1903, where the entire block must be consolidated to utilize this bonus provision. All consolidated majority block
The following regulations shall apply to all development area.ofa tax block is consolidated under single ownership. Development sites must

25

development sites must submit the entire development site as a single site plan application to the Jersey City Planning Board, but development may be underlakenin phases as described in the site plan application.

The intensity of development permitted under these regulations is a bonus specifically

lLnked to the provision of new streets, street improvements, open space, pedestrian ways

and other improvements as specified in this Redevelopment Plan. The construction of new streets, street widenings, pedestrian ways, publicly accessible open space and improvements to McGinley Square, as depicted on Maps 3 & 5 of this Plan and as described in Sections VII and VIII, shall be undertken cncurrently with the development of the particular tax block upon which, the development and improvements are located. Developments on Block .1896 shall also improve the McGinley Square Plaza including Block 1896.5.
Where property ownership of a proposed development site does not allow for the proposed public improvements envisioned on Maps 3 and 5, the developer must make a formal request to the City for the acquisition of the lands necessary for the public improvements. Where the acquisition request is denied by the City, the Planning Board .may require alternative improvements to City owned portions of the McGinley Square Plaza or other nearby public areas to qualify the majority block development bonus. .

. block development bonus

The improvements on Maps 3 and 5 necessary to qualify a development for the majority are drawn in approximate locations and are not intended to be a
precise mapping of such improvements~

A. Permitted Principal Uses:

I) Residential Dwellng Units, including .

Work/ive Units andWork/ive Arist Units.

. 2) . Offces, including Medical Offces
3) Retails Sales of

Goods and Services

4) Financial Institutions

5) Restaurants, category one and two

6) Bars & Night Clubs

! 7) Theaters, Live and Film

8) Museums and Ar Galleries

9) Hotels

Primary ard . Secondary Education and Accredited Educational and Vocational Training Programs 11) Dormitories . 12) Day Care Centers, Child and Adult
10) Colleges, Universities, Accredited Schools of

13) Open Space, Parks aid Plazas 14) Any appropriate combination of the above

26

B. Accessory Uses:
I) Parking and Loading within principal strctures

2) District / Area - Wide Cooperative Energy Generation Facilties within a principal structure 3) Improved Open Space, at grade and on rooftops
4) Signs 5) Home Occupations
6) Sidewalk Cafs(pursuantto City C.' Prohibited

Ordinances).

Uses: . I) Surface parking, except as an interim use

2) Drive-thr facilities of any tye; such as restaurants, banks, phannacies, etc.

3) Gas stations, service stations, auto repair and similar uses.

D. Pennitted Minimum & Maximum Height: . I) Building Heights shall be as' indicated on the Map 2 - Building Height Plan. 2) The building located on Block 1903~ Lot N.I shall be retained and rehabiltated.
Aiso on Block 1903, any new building constructed on to a heightof7 stories, and any new building to be constrcted on

Lot B may be constrcted

Lot A may be constructed to a height of 8 stories. . Floors in the new buildings constructed on LotsA & B shall be aligned to the gr.eatest extent practiCal with the floors of the existing building on Lot N; i. 3) All adaptive reuse of existing structures shall not be required to meet minimum building height requirements. 4) All buildings 8 stories or less shall incorporate building step backs as described in . Section XII. E.4. Buildings greater than 8 stories are subject to the tower on a base requirements in Section IX. C. E. Pennitted Intensity of Development: This plan does not regulate thepennitted intensity of development by traditioiialfloor area ratio or units per acre requirements. Rather, the intensity of development is detennined by the building envelope and the types of uses contained therein. For instance an offce building irayhave a lesser number of floors,
and therefore a lesser floor area ratio then a residential building because the offce use

may have a taller floor to ceilng height than a residential dwellng unit might have. F . Yard Requirements: Each majority block development parcel is to be developed as a comprehensive whole. Therefore, side and rear setback requirements are not necessary except where adjacent to other properties not included in the majority block development parceL. In such situations, a side and rear yard of 10 feet is required. Suffient air, light and open space wil be provided through adherence to the base and tower design criteria found in Section IX. C. of ths plan and by adherence to the open space requirements and locations as found in Section VIII ofthis Plan and oh MapJ - Land Use Map. Additional light, air, and open space wil be provided through the maintenance of existing streets and rightsof-way, right-of-way widening, and the construction of the required new streets and pedestrian ways as indicated in Section VII ofthis plan and on Map 5 - Circulation Plan. Buildings shall be setback a distance from all street lines suffcient to provide the required sidewalk widths on all streets as stated in Section VII ofthis Plan. .

27

XI;'.A'CQJJ~rtINPLAN.
No propert located within the Redevelopment Area is subject to. acquisition, eminent llomain, or condemnatioll for the purposes of prjvate development or redevelopment under this redevelopment plan. .

For definitions referto the Jersey City Land Development Ordinance.

28

MCGINLEY SQUARE EAST REDEVELOPMENT PLAN: BOUNDARY MAP

b1t .'1
~. .

3OMon;UJ.~.~i_4t.D .
J=r

GI:"_11i Dl".
CU, ")

Jon.Oy
11l w'

~.. N
1 inch

equals 150 feet

lf 2D~1.i1D Fu201547.4'23

July 19,2011

75 150

300

Feet

xIvy....~e~IJsiti()NPLAN:,... .. - ". , ,.' - ' .~,' "_. -- - - ." . . " . ,','-, . - ,,' ,.' '.- - -...
No propert located within the Redevelopment Area is subject to acquisition, eminent llomain, or condemnatioll for the purposes of prlvate development or redevelopment under t~is redevelopment plan. .

For definitionS referto the Jersey City Land Development Ordinance.

.28

MCGINLEY SQUARE EAST REDEVELOPMENT PLAN: BU.ILDING HEIGHT PLAN

&-tr . "~-~J~lZ. .39M_S..s.1'O .

JeCii,, "J $i'.~.
l1 20$4131 Q

MiFliM(jM) ~1MVMJ
see section

.~
N
300

oct:...,Dhb...
Fb20l..5.4ID

EXISITING XII. 0.2.

4

STORIES as FEET

inch equals 150 feet

6 STORIES 13S FEET

July 27,2011

8 STORIES 175 FEET

75 150

Feet

MCGINLEY SQUARE EAST

REDEVELOPMENT PLAN: LAND USE MAP

.' 3")fOiif ~.~te 14C_~ .

~_..
.Ci'Plair"l'Diro',
l'mc,:Z01..1.i!to

Legend
_ Mixed Use Buildings

_ Public Open Space

I~ Public Plaza

D.
1 inch equals 150 feet

-,cit. "'J ot,lJ :i(

Fu:201.547A323

July 27, 2011

R~i1 New Street Right-of-Way' 0

75 150

300

Feet

MCGINLEY SQUARE EAST REDEVELOPMENT PLAN: REQUIRED GROUND FLOOR USE

~'..'

legend
- Required Retail

.31 MO:;d'f~iiS;i:

.S~:J&i~ .Ci'".ilDl''
lh-20.51.5iI1D
Fi:20l.S47.4323

-Required Commercal
- Optional Commercial
. 1 inch equals 1.50 feet

~
N
300

July 25,2011

Require Re~idential

75 150

Feet

MCGINLEY SQUARE EAST REDEVELOPMENT PLAN: CIRCULATION PLAN

'. ...... ~':?Jt~

. . ~
..
..
-Ci'''-lDf
, i li.. S..s. 1",0

. MONTGOMERY-lIST SIDE BUS

Legend
ti Public Plaza

. NJT #80 BUS

. ~CUl,Ji)7.ii l":2m~1;'iU~
F201.54'M323

.. ..

. NJT BUS #87 & BERGEN AVE BUS ftil New Street Right-of-way

. PROPOSED STRET CAR

1 inch equals 150 feet

bi N
300

July 21,2011

75

150

Feet

MCGINLEY SQUARE EAST REDEVELOPMENT PLAN: REQUIRED GROUND FLOOR USE

~'
....~.;?J~c:
'Ci'P1OlOlll'Dnioiii

...
July 25,2011

Legend
- REQUIRED RETAIL
- OPTIONAL RETAIL
REQUIRED 1 inch equals 150

~1I~sis.14(D .
'J=G"'''lWii8)

feet

D
N
300'

l'~.s~5l1D

F.201.57.43l3

RESIDENTIAL

75

150 '.

Feet